Gaven Constructions
Full kitchen remodel in a Broward County single-family home

Kitchen, Bathroom & Home Remodeling,Broward County FL

Full remodels only — no partial work, no single-trade visits. We also handle home additions and new construction. Free quote, no trip fee. Same-day site visits available.

We've been remodeling Broward homes since 2015 — coastal condos in Hollywood and Hallandale Beach, suburban single-family in Pembroke Pines and Miramar, historic single-family across Fort Lauderdale's Victoria Park, Rio Vista, and Coral Ridge. 500+ projects, written 1–2 year labor warranty on every job.

Both core specialties — kitchen remodeling Miami and bathroom remodeling Miami — carry their own tier ladders. For whole-home or condo gut scope, see the home remodeling Miami parent.

SCHEDULE FREE CONSULTATION(786) 397-8380
WHY HOMEOWNERS CHOOSE GAVEN

Why Broward homeowners choose Gaven.

500+ Projects Since 2015

Eleven years of full kitchen, bathroom, and whole-home remodels across Miami-Dade, Broward, and Palm Beach County. 37+ permits verifiable on the public BuildZoom record. Most Broward general contractors interviewed for a remodel can't produce a permit history this long.

5.0 Stars / 60+ Google Reviews

Broward homeowners rate us 5.0 stars across 60+ Google reviews, with neighborhood and project type named in the review text. Read every one — link below.

$0 Trip Fee, Free Quote

We never charge to come look at your property. Site visit, scope conversation, and written proposal are all free. The price is in the contract before signing — scope, timeline, and tier band, all of it.

License GCG1524886, Verifiable

Active Florida Certified General Contractor. Verify the license at MyFloridaLicense.com before signing — with us or anyone else. Every project carries a written 1–2 year labor warranty plus manufacturer warranties on fixtures, stone, appliances, and waterproofing systems.

REVIEWS

What Broward homeowners say.

Gaven ConstructionsReviews on Google
5.0
SASHA SANTOYO
2 months ago

I don’t usually write reviews, but I had to for this. I’m absolutely in love with my new kitchen! The team was professional, easy to work with, and really listened to what I wanted. Everything came out even better than I imagined, and the quality is amazing you can tell they really care about their work. They stayed on schedule and made the whole process smooth and stress-free, which means a lot during a remodel. I’m so happy I chose them. Highly recommend!

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andres sperandio
2 months ago

I’m beyond satisfied with the work Gaven did. They are professional, reliable, and the quality of the finish is exactly what I was looking for. It’s hard to find a team that actually sticks to the timeline and budget in South Florida, but these guys delivered perfectly.

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Bradley Stern
6 months ago

Gavin Construction completed a renovation project in my unit, and the experience was excellent from start to finish. They were professional, reliable, detail oriented throughout the entire process, and the price was very fair. They did high quality work, the crew was respectful of the space, and communication was clear and consistent. What stood out most was their work ethic and commitment to doing the job right - no shortcuts, no surprises. If you’re looking for a construction or reno team in the Miami area that delivers quality work and follows through, I’d definitely recommend Gavin Construction.

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leslier parra
6 months ago

Tommy was great to me, very professional and he always on time, also gave me the price in Miami, I would recommend it to anyone. Thank you Tommy for building my beautiful kitchen to our family.

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Dana Bilnoski
7 months ago

Zion was amazing with ideas and help! He was very attentive and made sure our job was done perfectly to our specifications. His office staff contacted us throughout the project to be sure we were happy with how things were going and to find out if we had any questions or concerns. We had 2 bathrooms completely redone and we love them. We would definitely recommend Zion and Gaven LLC to anyone.

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SCOPE GATE

We handle full remodels and new construction only. Five scope bands across Broward: full kitchen remodel, full bathroom remodel, full home renovation, new construction, and home addition. Each runs through the full process: discovery, design, build, finishes, and final walkthrough. Permits get pulled when the scope requires them — structural work, MEP changes, exterior envelope, additions — and aren't pulled on cosmetic finish work that doesn't trigger them.

We do not take on:

  • Partial cosmetic refreshes, single-fixture replacements, or vanity swaps
  • Single-room paint-only or single-room flooring-only jobs
  • Touch-ups, small repairs, drywall patching, or handyman scope
  • Roof repair, gutter work, fence work, exterior painting on its own, deck or patio standalone work
  • Cabinet installation as a standalone scope, tile installation as a standalone scope, or any single-trade visit

If your project is one of those, we're not the right contractor. The work we do — kitchen, bathroom, whole-home, additions, new construction — is full-scope remodeling under our CGC license class. Anything smaller is the wrong fit for our team.

REGULATORY LAYER

Remodeling in Broward County: the regulatory layer that actually matters.

Not every Broward remodel needs a permit. Cosmetic finish work — replacing cabinetry inside the existing footprint, refreshing tile, swapping countertops, repainting, re-flooring — typically runs without one. Permits get pulled when scope changes plumbing routing, electrical service, exterior openings, structural elements, or the building's flood-zone status. We confirm during the consultation, before any drawings are produced.

When permit work does apply, the layer below is what we navigate.

The county sits fully inside the High-Velocity Hurricane Zone (HVHZ), so any exterior opening replacement on a Broward project — impact glass, exterior doors, garage doors, hurricane shutters, roofing assemblies, exterior cladding — must carry either a Florida Statewide Product Approval or a Miami-Dade Notice of Acceptance (NOA). ASTM E1886/E1996-only approvals are not acceptable in HVHZ. Design wind speed is 170 mph (Risk Category II, 3-second gust) per FBC §1620.2.

HVHZ-rated impact glass assembly with Miami-Dade NOA documentation at active Broward jobsite

The current code edition is the Florida Building Code 8th Edition (2023), in effect since December 31, 2023. Broward enforces it through the Board of Rules and Appeals (BORA) and the Broward County Building Code Division, headquartered at 2307 W. Broward Boulevard, Suite 300, Fort Lauderdale 33312. The countywide submission portal — ePermits OneStop — has been fully electronic since May 2021.

When a permit is required, timelines are now governed by Florida HB 267 (Chapter 2024-191, effective January 1, 2025). For a single-family residential permit under 7,500 square feet — which covers most permit-triggering kitchen, bathroom, multi-room, and addition scope — the local building department has 30 business days to approve, deny, or request corrections. Miss the deadline and the permit fee drops 10% per business day late. Each correction cycle adds up to 10 business days. Broward's internal target on a clean, complete residential application is roughly 15 business days.

Posted Broward County building permit at active Gaven Constructions kitchen jobsite

Permit jurisdiction is split across Broward. Independent municipal building departments — Fort Lauderdale, Hollywood, Pompano Beach, Pembroke Pines, Miramar, Sunrise, Davie, Plantation, Wilton Manors, Hallandale Beach, Lauderhill, Oakland Park, Dania Beach, and others — issue their own residential permits. The county itself directly issues for unincorporated Broward Municipal Services District plus a roster of cities under inter-local service agreements (Lauderdale Lakes, West Park, several smaller jurisdictions). Most digitally mature: Fort Lauderdale's LauderBuild on Accela, Hollywood, Pompano Beach, Hallandale Beach. We confirm jurisdiction during the consultation when permits are part of the scope.

Broward County jurisdictional split — independent municipal building departments across Fort Lauderdale, Hollywood, Pompano Beach, and Pembroke Pines

The flood-zone reality changed materially on July 31, 2024, when FEMA's new Broward FIRM panels superseded the August 2014 panels. The Special Flood Hazard Area expanded by roughly 15%, adding approximately 100,000 newly mapped properties — most along the New River, Middle River, and the C-13 and C-14 canal corridors that push AE zones well into central Broward (Oakland Park, Pompano Beach, parts of Pembroke Pines and Coral Springs). Coastal beachfront stays in VE with typical Base Flood Elevations of 7–14 ft NAVD88. Inland AE typically runs 4–7 ft. FEMA's substantial improvement rule — if cumulative remodel cost exceeds 50% of the structure's pre-improvement market value, the entire structure must be brought up to current flood code, including elevation in Zone VE — applies on permitted work that crosses the threshold. Broward layers a separate Future Conditions 100-Year Flood Elevation Map (June 2021) requiring substantially-improved structures to elevate to a sea-level-rise–adjusted 2060 elevation, often exceeding the FEMA BFE. We pull the parcel's flood-zone determination before pricing scope on any coastal Broward project.

FEMA Special Flood Hazard Area expansion on Broward FIRM panels — New River and C-13 / C-14 canal corridor flood context

For condo and co-op buildings three habitable stories or taller, Broward's Building Safety Inspection Program (BORA Policy 05-05, eff. September 8, 2022) triggers milestone inspections at 30 years for general buildings 3,500+ sf and 25 years for condo/co-op buildings within three miles of the coast, every 10 years thereafter. Most Broward beachfront high-rises along Hollywood, Hallandale Beach, and Fort Lauderdale Beach are well past the 25-year line, which is why interior remodeling demand in those buildings has compounded over the past 24 months. SB 4-D Structural Integrity Reserve Studies (SIRS) layer on top.

Hollywood and Hallandale Beach beachfront condo high-rise — Broward BORA milestone inspection program context
PROPERTY TYPES

Property types and scope bands across Broward.

Broward's housing fabric splits into three patterns that map directly to scope band and pricing.

Coastal high-rise condo. Hollywood, Hallandale Beach, Fort Lauderdale Beach, the Galt Ocean Mile, and Pompano Beach (covered on our Broward North / Palm Beach South coverage page) are dominated by post-tensioned concrete towers built between 1964 and 1985, with first-generation units 800–1,400 sf and a second wave of 2007–2015 luxury construction at 2,500+ sf. A condo gut renovation here carries heavier building-level overhead than the unit work itself: board approval, freight elevator scheduling, COI requirements, work-hour restrictions, and slab-penetration limits. Plan for 4–6 weeks of board approval, 14–22 weeks of unit work for a Tier 02–Tier 03 gut, plus 2–4 weeks of final inspection.

Hollywood beachfront high-rise condo tower stock — primary coastal housing in Broward

Suburban single-family. Pembroke Pines, Miramar, Sunrise, Plantation, Davie, Cooper City, and SilverLakes carry the bulk of Broward's family housing — most built between 1990 and 2005 by GL Homes, Lennar, and Centex on 5,000–8,000 sf lots, units 1,800–2,900 sf. Master-planned communities like Weston (Arvida, 1984–2001) require Architectural Review Board sign-off for exterior modifications before the city permit drops. This stock is the core Broward kitchen and bathroom remodeling demand: open-concept reconfiguration, primary bath expansion, kitchen-living wall removal, full-house re-flooring. The kitchen remodeler Broward County demand sits heaviest here.

Pembroke Pines suburban single-family housing stock — secondary Broward housing pattern

Urban single-family. Fort Lauderdale's historic core — Victoria Park, Rio Vista, Las Olas Isles, Coral Ridge, Tarpon River — runs from 1910s Frame Vernacular through 1920s–30s Mediterranean Revival to 1950s mid-century ranch. Wilton Manors is dominated by mid-century modern. These properties carry the most demanding scope: original 1920s plumbing stacks behind plaster walls, single-pane wood windows that need HVHZ-rated replacement, electrical service capacity below current code. A whole-home gut on this stock is a 9–18 month project.

Fort Lauderdale Victoria Park Mediterranean Revival single-family historic home — urban Broward housing pattern

The five scope bands — full kitchen remodel, full bathroom remodel, full home renovation, new construction, and home addition — apply across all three property types. Both core specialties carry their own tentpoles: the kitchen remodeling tentpole publishes four tiers from $20K to $300K+, and the bathroom remodeling tentpole publishes four tiers from $8K to $130K+. Bathroom remodeling Broward and kitchen remodeling Broward demand both anchor heaviest on Fort Lauderdale (the county seat) and the western suburbs. For whole-home or condo gut scope, the home remodeling parent page carries the full pricing breakdown ($150–$400/sqft, most projects $400K–$800K). The new construction page covers ground-up residential builds. The home additions page covers room additions, second-story additions, garage conversions, and ADUs.

CITIES WE SERVE

Cities we serve in Broward County.

Each Broward city below has its own service area page. Click through for city-specific permit notes, neighborhood references, and recent work in that municipality.

  • Sunrise, FLKitchen and bathroom remodeling for newer townhomes and established residential along the Turnpike corridor.
  • Lauderdale Lakes, FLKitchen renovations and full home modernization on 1960s–70s residential stock.
  • Oakland Park, FLKitchen redesigns, bathroom transformations, and general contractor scope across Oakland Park's growing residential mix.
  • Wilton Manors, FLMid-century modern kitchen and bathroom remodeling on 1940s–70s housing stock.
  • Lauderhill, FLKitchen and bathroom renovations and home improvement projects on Lauderhill's family housing.
  • Plantation, FLWhole-home renovations, kitchen upgrades, and bathroom remodels across Plantation's 1950s–80s residential layers.
  • Fort Lauderdale, FLFrom Las Olas Isles and Rio Vista waterfront condos to Victoria Park and Coral Ridge single-family; kitchen remodeling Fort Lauderdale and bathroom remodeling Fort Lauderdale demand both run heaviest here.
  • Davie, FLKitchen, bathroom, additions, and general contracting on Davie's mixed equestrian and suburban stock.
  • Dania Beach, FLBeachside condos and older single-family with kitchens, bathrooms, and full living-space renovations.
  • Southwest Ranches, FLCustom upgrades for equestrian estates: premium kitchen builds, luxury bathroom renovations, large-scale GC scope.
  • Town Gate, FLInterior remodeling for Town Gate residents: kitchen upgrades, bathroom renovations, full reconfiguration.
  • Pembroke Pines, FLOne of Broward's largest cities with deep remodeling demand on 1990s–2000s tract housing.
  • Hollywood, FLKitchen renovations, bathroom remodels, and full interiors across Hollywood's beach corridor towers and inland single-family.
  • West Park, FLKitchen and bathroom remodeling for West Park homeowners modernizing 1960s–80s housing stock.
  • Hallandale Beach, FLCondo gut renovations and single-family interior work; FEMA substantial improvement compliance is the central pre-design conversation on coastal stock.
  • Miramar, FLOpen-concept kitchen builds, primary bath renovations, and whole-home modernization on Miramar's larger family-home footprints.

If your Broward address isn't listed above, contact us and we'll confirm coverage. We also serve adjacent counties: see our Miami-Dade County coverage and Broward North / Palm Beach South coverage (Pompano Beach, Coconut Creek, Lighthouse Point, Coral Springs, Deerfield Beach, Boca Raton).

WHAT IT COSTS

What it costs: pricing reference for Broward remodeling.

Whole-home remodeling across the county runs $150–$400 per square foot depending on scope, finish tier, and whether the project triggers HVHZ envelope work or FEMA substantial improvement compliance. On a typical existing single-family footprint, that translates to $200K–$1.5M+ for the full project, with most Broward whole-home remodels landing in the $400K–$800K range. Multi-room scope (kitchen plus two bathrooms, or kitchen plus primary suite) prices in the $80K–$400K range. Condo gut renovation in the coastal towers runs $300K–$1M+ with the building-level overhead front-loaded into the schedule.

The variance is real: scope depth, finish tier, HVHZ envelope work ($40K–$120K on 1980s stock), and FEMA substantial improvement (foundation elevation in Zone VE adds $150K–$400K) drive the spread. The home remodeling parent carries the full cost-driver breakdown. For broader Florida GC pricing, see our 2026 Florida GC cost guide.

OUR PROCESS

Six phases. Permitting included only when the scope requires it.

Six phases from contract signing through owner handoff. The same framework runs across every Broward project regardless of city or scope band, with permitting included only when the scope requires it.

01

DISCOVERY — 3–5 WEEKS

Site visit, scope conversation, jurisdiction and permit-need confirmation, flood-zone determination where coastal stock applies, condo board rule pull where applicable. Output: scope of work, tier band selection, written proposal.

02

DESIGN — 4–10 WEEKS

Architectural drawings, MEP coordination, structural engineering where required, material selections. ARB submission for HOA-managed communities runs in parallel where applicable.

03

PERMITTING, WHEN REQUIRED — 3–10 WEEKS

Cosmetic finish work that doesn't trigger permits skips this phase. When permits do apply, application through the relevant municipality or the county, plan corrections cycle (each correction adds up to 10 business days under HB 267), permit issuance.

04

DEMOLITION AND ROUGH TRADES — 3–8 WEEKS

Demo, framing modifications where applicable, plumbing and electrical rough-in, mechanical rough-in, structural where required, drywall hang.

05

FINISHES AND INSTALLATION — 8–20 WEEKS

Tile installation, cabinetry installation, countertop fabrication and install, flooring, plumbing fixtures, appliances, millwork, paint, final electrical and plumbing trim.

06

PUNCH AND CLOSEOUT — 2–4 WEEKS

Building department final inspection where permitted, condo board final where applicable, punch list, final walkthrough, warranty documentation, owner handoff.

Read the full process detail on our process page.

RECENT WORK

Recent work in Broward County.

Completed kitchen remodel in a Hollywood beachfront high-rise condo, Broward County

Hollywood beachfront condo gut, Broward.

1,800 sf two-bedroom unit in a 1976 oceanfront tower. Full interior gut, kitchen at Tier 03, primary bath at Tier 03, second bath at Tier 02. Building required full COI naming the association, work-hours 9 AM–4 PM weekdays, freight elevator pre-bookings on a quarterly schedule. 16 weeks of unit work plus 5 weeks of board approval and 6 weeks of municipal permit. Project landed in the $300K–$450K range.

Completed kitchen remodel in a Pembroke Pines single-family home, Broward County

Pembroke Pines suburban whole-home remodel.

1998 GL Homes single-family, 2,400 sf, four-bed three-bath. Kitchen at Tier 02, three bathrooms at Tier 02, two non-load-bearing walls removed for an open kitchen-living connection, full re-flooring, exterior re-paint. 10-month total schedule including 6 weeks of permitting through the City of Pembroke Pines. Project landed in the $300K–$450K range.

Completed bathroom remodel in a Fort Lauderdale Victoria Park single-family home, Broward County

Fort Lauderdale Victoria Park historic single-family.

1928 Mediterranean Revival, 2,100 sf, full primary bath gut and kitchen Tier 03 remodel. Original cast-iron drain stacks replaced, 1920s knob-and-tube electrical fully re-wired, single-pane windows replaced with HVHZ-rated impact assemblies. 9-month schedule through Fort Lauderdale's LauderBuild portal. Project landed in the $250K–$350K range, with the impact glass replacement running $55K of that.

These narratives are illustrative until our portfolio audit closes and real photography ships. See our portfolio page for additional project references.

FAQ

Questions Broward homeowners ask before a remodel.

  • Do you charge to come look at my Broward property or give a quote?

    No. The site visit, scope conversation, and written quote are all free. We never charge a trip fee anywhere in Broward, Miami-Dade, or Palm Beach. You only pay when work begins, and the price — scope, timeline, and tier band — is in the contract before signing.

  • How fast can you respond and schedule a site visit in Broward?

    Most calls and form requests get a response the same business day during our 7:00 AM – 10:00 PM Monday–Friday hours. Site visits are typically scheduled within 3–5 business days, often same-day when the schedule allows. Note that "same-day" refers to the appointment, not the remodel itself — Broward kitchen and bathroom remodels run weeks; whole-home work runs months.

  • What warranty do you offer on Broward remodeling work?

    Every project carries a written 1–2 year labor warranty, spelled out in the contract before signing. Cabinetry, fixtures, stone, flooring, appliances, and waterproofing systems carry their respective manufacturer warranties on top of our installation warranty. If something fails inside the warranty window because of installation, we come back and fix it.

  • How do I verify Gaven Constructions is legit before I sign a Broward home remodel contract?

    Three checks before you sign anything with us — or with anyone else. One: verify license GCG1524886 at MyFloridaLicense.com. Two: pull our permit history at BuildZoom (37+ verified permits on the public registry). Three: read the 60+ Google reviews — reviewers name their Broward neighborhood and project type. We'd rather you do all three than skip them.

  • Does a Broward kitchen or bathroom remodel always need a permit, and how long does it take?

    It depends on scope. Cosmetic work — replacing cabinetry inside the existing footprint, swapping countertops, refreshing tile, repainting, re-flooring — typically runs without a permit. Permits get pulled when the scope changes plumbing routing, electrical service, exterior openings, structural elements, or the building's flood-zone status. We confirm during the consultation. When a permit does apply, Florida HB 267 (effective January 1, 2025) gives local building departments 30 business days to approve, deny, or request corrections on a residential application under 7,500 square feet. Each correction cycle adds up to 10 business days. Broward's internal target on a clean application is roughly 15 business days. Real-world: plan for 3–6 weeks on a permitted kitchen or bathroom remodel, 8–14 weeks on whole-home or addition scope.

  • Does my Broward home need impact-rated windows under HVHZ?

    Yes. All of Broward is inside the High-Velocity Hurricane Zone, so every exterior opening on a Broward remodeling project that touches the building envelope — windows, doors, garage doors, hurricane shutters — must carry either a Florida Statewide Product Approval or a Miami-Dade Notice of Acceptance (NOA). Design wind speed is 170 mph. Standard ASTM E1886/E1996 product approvals do not satisfy HVHZ; only TAS 201/202/203-tested assemblies qualify. Replacing 1980s aluminum sliders on a single-family runs $40K–$120K depending on opening count and assembly grade; we model it during pre-design when the home is older than 2005.

  • What's the FEMA substantial improvement rule for coastal Broward homes after the July 2024 FIRM remap?

    If cumulative remodel cost exceeds 50% of the structure's pre-improvement market value, the entire structure must be brought up to current flood code — including foundation elevation in Zone VE. The July 31, 2024 FIRM remap added roughly 100,000 newly mapped properties to the Special Flood Hazard Area, mostly along inland canal corridors that hadn't been mapped AE before. On a coastal Broward single-family with a $700K assessed structure, the threshold is $350K, and a $400K remodel triggers the rule. Broward also enforces a separate Future Conditions 100-Year Flood Elevation Map (June 2021) that requires substantial-improvement structures to elevate to a 2060 sea-level-rise–adjusted level, often above the FEMA Base Flood Elevation. We pull the parcel's flood-zone determination and assessed-value record before pricing scope.

  • How does condo board approval work in Hollywood, Hallandale Beach, and Fort Lauderdale Beach towers?

    Plan for 4–6 weeks of board approval before unit work starts. The package typically includes: licensed contractor information, certificate of insurance naming the association, scope drawings, MEP plans where required, work-hours acknowledgment (often 9 AM–4 PM weekdays only), freight elevator booking confirmation, and slab-penetration plan if any. Buildings with quarterly architectural review committee meetings can add 4–6 weeks if the package misses a cycle. Most older Broward beach towers also restrict work during high-season (December–April) on noise grounds. We pull the building's renovation rules before drawing scope.

  • Does my Broward condo building need a milestone inspection?

    Probably yes if it's three habitable stories or taller. Broward's Building Safety Inspection Program (BORA Policy 05-05, effective September 8, 2022) lowered the trigger to 30 years for general buildings 3,500+ sf and 25 years for condo/co-op buildings within three miles of the coast — every 10 years thereafter. Most Broward beachfront high-rises are well past the 25-year line. SB 4-D Structural Integrity Reserve Studies (SIRS) layer on top with a December 31, 2025 initial deadline. The milestone inspection itself doesn't affect unit-level remodeling work directly, but pending or in-progress milestone work can constrain when the building permits unit renovations.

  • How do I know whether to pull my permit through the county or my city building department?

    Depends on the city. Independent municipal building departments — Fort Lauderdale, Hollywood, Pompano Beach, Pembroke Pines, Miramar, Sunrise, Davie, Plantation, Wilton Manors, Hallandale Beach, Lauderhill, Oakland Park, Dania Beach, and most others — issue their own residential permits. The Broward County Building Code Division directly issues permits for unincorporated Broward Municipal Services District plus a roster of cities under inter-local service agreements (Lauderdale Lakes, West Park, several smaller municipalities). The roster shifts as cities renegotiate. We confirm jurisdiction during the consultation, before any plans are drawn.

RELATED READING

Related reading.

READY TO START?

Ready to start your Broward remodel? Let's talk.

Free quote. No trip fee. Full remodels only. Call us, or send the form. We'll schedule a site visit, walk the scope band with you, confirm whether your project triggers a permit and which jurisdiction issues it if so, model HVHZ envelope work and FEMA substantial improvement where they apply, and put a written proposal in your hands — at no charge. From there, you decide. We pull the property's flood-zone determination, condo board rules or HOA architectural review requirements, and existing permit history before the first conversation, so the consultation is a working session rather than a sales call. ← Back to home · ← Back to all services.

CALL (786) 397-8380SCHEDULE FREE CONSULTATION

License GCG1524886 · Serving all of Broward County · Monday–Friday, 7:00 AM – 10:00 PM